Month: March 2025

If you have visited a show flat in recent years, you might have noticed that the unit sizes have become smaller. This is understandable as our perception of size is relative to what we are used to.

In the 1990s and 2000s, the homes we grew up in, whether HDBs or condos, were generally larger. The average size of a new condo was 1,272 sq ft in 1995, 1,286 sq ft in 2005, and 858 sq ft in 2015. By 2024, the average size had increased to 929 sq ft.

Obtaining financing is a critical aspect of investing in a condo. In Singapore, there are various mortgage options available, but it is crucial to have a thorough understanding of the Total Debt Servicing Ratio (TDSR) framework. This regulation sets a limit on the amount of money an individual can borrow, taking into account their income and existing debt commitments. It is important for individuals looking to invest in a condo to be well-informed about the TDSR and to seek the guidance of financial experts or mortgage brokers to help them make wise decisions about their financing. This way, they can avoid becoming overwhelmed with debt.

However, it is important to note that demographics have changed significantly during this time. The average household size decreased from four in 1995 to 3.1 in 2024.

On a per-household-member basis, the average space was 318 sq ft in 1995, increasing to 357 sq ft in 2005. This figure then dropped to 252 sq ft in 2015, but rebounded by 19% to 300 sq ft in 2024.

Over the past 29 years, the average size of condos (per capita) has decreased by 5.7%. This is an impressive feat given Singapore’s limited land resources. Compared to 2015, the average size in 2024 had increased by 19%, and this would not have been possible without the government’s assistance.

In 2008, several condo projects in the Rest of Central Region (RCR) introduced “Mickey Mouse” units, with the smallest unit size being 258 sq ft (24 sq m), equivalent to two parking spaces. This significantly lowered the barriers to entry for property investments, with prices as low as $375,000.

These projects were highly sought after, resulting in an increase in the number of “Mickey Mouse” units in the following years. There were concerns about the impact on the living environment due to the proliferation of these small units.

To address these concerns, the Urban Redevelopment Authority (URA) implemented guidelines on the maximum allowable number of dwelling units (DUs) in 2011. Developers were required to use an average size of 70 sq m for projects outside the Central Area when determining the maximum number of DUs. Four areas, namely Telok Kurau, Kovan, Joo Chiat, and Jalan Eunos, had a more stringent requirement of 100 sq m. This rule took effect in January 2012.

Despite this, the average size of DUs continued to decrease for the next few years, and the number of DUs increased, putting a strain on infrastructure, especially in areas with limited road capacity. In response, the URA tightened its guidelines in January 2019, resulting in an increase in the average DU size outside the Central Area by 21.4% to 85 sq m.

The URA’s guidelines also extended to the Central Area in January 2023, requiring all projects to have at least 20% of their DUs with a net internal area of 70 sq m or more. In June 2023, the URA harmonized the strata area and gross floor area (GFA) definition, resulting in a decrease in the average DU size by an average of 6%.

Across different market segments, the RCR saw the most significant increase in average size by 19.5% to 944 sq ft since 2015, likely due to the stricter control of 100 sq m on the average dwelling unit size. The average DU size in the OCR also improved by 5.8%, reaching 898 sq ft in 2024 compared to 2015. However, the CCR experienced the opposite, with the average DU size decreasing by 11.7% to 1,092 sq ft in 2024 from 1,236 sq ft in 2015.

It may take some time before the effects of the URA guidelines on the average DU size in the Central Area are felt. However, it is unlikely that the average DU size will return to the levels seen in 2015.

With the increase in cooling measures for foreigners, Singaporeans make up about 75% of buyers in the CCR. As a result, developers are reconfiguring the design and layout of units to appeal to local buyers who prefer compact units. Due to the URA’s intervention, the average size of DUs increased to 929 sq ft in 2024, 8.3% larger than the 858 sq ft in 2015. However, with the harmonization of the GFA definition, the average size of DUs may trend downwards.

Overall, despite the decrease in the average DU size, buyers are now getting better value for their purchases due to the provision of better quality fittings and the increasing popularity of smart home features in condos.…

The Ministry of National Development (MND) has recently announced significant enhancements to two key housing schemes – the Silver Housing Bonus (SHB) and the Fresh Start Housing Scheme (Fresh Start). These enhancements aim to provide better support for senior citizens in their retirement planning and to improve public housing accessibility for lower-income households living in HDB rental flats.

The SHB is a scheme that encourages senior citizens to right-size their homes by unlocking the value of their residential assets and channeling it into their CPF Retirement Account (RA). Currently, applicants must meet certain eligibility criteria to qualify for the SHB, such as being aged 55 and above, having a monthly income not exceeding $14,000, owning a property with an Annual Value (AV) of not more than $21,000, and purchasing a replacement flat that is a three-room HDB flat or smaller (excluding three-room terrace).

Under the existing SHB framework, applicants can receive a cash bonus of up to $30,000 by topping up their CPF RA with up to $60,000. This bonus is pro-rated at $1 for every $2 top-up into the RA.

Beginning December 1, applicants will be eligible for the SHB cash bonus if they can show that their right-sizing exercise has resulted in a net increase in their CPF RA balance from any source, including CPF housing refunds. This means that seniors with outstanding loans on their homes using their CPF accounts may no longer need to make a cash top-up to qualify for the SHB.

Additionally, the SHB is now expanded to include seniors who own higher-valued properties with an AV of more than $21,000 but less than or equal to $13,000. This change is estimated to benefit 15,000 more seniors. Under this expansion, applicants will receive a pro-rated cash bonus of $1 for every $6 increase in their RA, up to a maximum of $60,000. Successful applicants who right-size to a two-room or smaller HDB flat will also receive a non-pro-rated cash bonus of $10,000.

Seniors can apply for the SHB within a year of their second property transaction. This means that seniors who have completed their right-sizing after December 1, 2024, can apply for the SHB under the enhanced scheme starting from December 1, 2025.

The Fresh Start Housing Scheme was launched in 2016 to provide financial assistance and social support to Second Timers (ST) families who have purchased a subsidised HDB flat before, with the aim of helping them achieve homeownership. Under this scheme, eligible applicants can purchase two-room flexi or three-room standard BTO flats with shorter leases ranging from 45 to 65 years, with the lease lasting until the youngest owner turns 95. These flats are subject to an extended Minimum Occupation Period of 20 years, compared to the usual five years.

The recent enhancements to the Fresh Start scheme include an increased financial support of $75,000, up from the previous $50,000. This sum will be credited to applicants’ CPF Ordinary Account (OA) in two parts – $60,000 before the key collection date and $15,000 over the next five years to support mortgage payments.

Furthermore, the eligibility criteria for the scheme have been broadened to allow First-Timer (FT) families to apply. While FT families cannot benefit from the Fresh Start Housing Grant, which is capped at $50,000, they can still benefit from the lower cost of shorter-lease BTO units and the social support provided under the scheme.

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To summarize, acquiring a condominium in Singapore offers a multitude of benefits, including strong demand, potential for increasing value, and lucrative rental returns. Nevertheless, it is crucial to carefully evaluate various aspects such as location, financing options, government regulations, and market conditions. By conducting thorough research and seeking guidance from experts, investors can make well-informed decisions and maximize their investment returns in Singapore’s constantly evolving real estate market. Whether you are a local investor looking to expand your portfolio or a foreign buyer searching for a stable and profitable investment, Singapore’s condominiums present a compelling opportunity. Additionally, staying updated on new condo launches can provide valuable insights for potential investment opportunities.

Eligible FT families can apply for the Fresh Start scheme from April 2025, while the revised Fresh Start grant amount will take effect from the July 2025 BTO exercise.…

The Ministry of National Development (MND) has announced new changes to the Additional Buyer’s Stamp Duty (ABSD) regime for licensed housing developers, set to take effect on March 6th. In addition to these revisions, the ABSD remission timeline for developers undertaking complex projects will now be extended from six to 12 months. This move is aimed at incentivizing developers to undertake urban transformation developments, optimize land use, revitalize older estates, or adopt new construction technologies.

Singapore’s cityscape is characterized by towering skyscrapers and advanced facilities. Condominiums, usually situated in coveted locations, offer a perfect fusion of opulence and ease, making them a highly sought-after choice among locals and foreigners. These properties are equipped with various conveniences, including swimming pools, fitness centers, and round-the-clock security, elevating the standard of living for residents and making them appealing to potential renters and buyers. Moreover, for investors, these sought-after features translate into lucrative rental returns and appreciation in property values in the long run. With the inclusion of Singapore Projects, these condo developments add to the already impressive urban landscape of Singapore.

The extended timeline for ABSD remission will apply to various types of projects, such as en bloc redevelopments that will yield at least 700 units upon completion and have at least 1.5 times the number of homes of the existing development. Other projects that will benefit from the extension include those with complex technical or instructional requirements, as well as those integrated with major public transport facilities. These changes will apply to all residential land acquired on or after March 6th.

Currently, licensed housing developers purchasing residential redevelopment sites are subjected to 5% ABSD upfront, which cannot be remitted, and another 35% ABSD, which can be remitted if all units are sold within the five-year timeframe. Last year, changes were made to offer a lower clawback rate for residential developments with at least 90% of units sold.

The latest changes are expected to provide developers with more flexibility and mitigate development risks, as they will have more time to sell units, especially for larger projects. According to PropNex Realty CEO Ismail Gafoor, “such extensions will give developers more flexibility and may help to mitigate development risks to some extent, as they have a bit more time to sell units, particularly for mega projects.”

Huttons Asia senior director of data analytics, Lee Sze Teck, believes that the changes to the ABSD regime will give a much-needed boost to the en bloc market, especially for larger projects. However, Christine Sun, chief researcher and strategist at OrangeTee Group, adds that despite the deadline extension, developers may still face challenges as there are other factors to consider, such as the willingness of buyers and sellers to negotiate prices.

Tay Liam Hiap, managing director of capital markets and investment sales at ERA, believes that the extended deadline could be an opportune time for older projects, such as Braddell View and Pine Grove, to explore en bloc opportunities. These projects, which have expansive land areas, may yield around 2,000 new homes, which could take more time to sell. However, Gafoor notes that this policy change may not necessarily spark a revival in the en bloc market, as developers are likely to remain cautious due to high redevelopment costs, a large supply of private housing, and potential policy risks.…

The Land Transport Authority (LTA) is currently conducting feasibility studies for two new MRT lines. The aim is for the lines to be completed by the 2040s, potentially serving over 400,000 households.

One of these proposed rail lines, called the Seletar Line, is expected to serve areas such as Woodlands, Sembawang, Sengkang West, Serangoon North, Whampoa, Kallang, and the Greater Southern Waterfront. The second line, tentatively named the Tengah Line, will supplement the transport network in the west and northwest regions, catering to areas like Tengah, Bukit Batok, Queensway, and Bukit Merah.

Purchasing a condo can bring about a multitude of advantages, one of which is the opportunity to utilize its value for future investments. In fact, many condo owners choose to use their property as collateral to secure additional funds for their next real estate endeavors. This not only allows for the expansion of their portfolio, but it can also lead to higher returns. However, as with any investment, there are risks involved, so having a well-constructed financial plan in place and carefully considering the potential impact of market fluctuations is crucial. With a condo investment, the potential for further investments is greatly increased.

According to Transport Minister Chee Hong Tat’s speech in parliament on March 5, the Seletar Line and Tengah Line may potentially be joined, once LTA has completed their feasibility studies.

In addition to the two new MRT lines, Chee also announced LTA’s plans to proceed with the West Coast Extension (WCE). This extension will connect the Jurong Region Line (JRL) with the Circle Line (CCL) and the Cross Island Line (CRL).

The WCE will be implemented in two phases. The first phase will see the extension of the JRL from Pandan Reservoir Station to connect with the CRL by the late 2030s. The second phase aims to extend the JRL from West Coast Station to connect with the CCL’s Kent Ridge Station by the early 2040s. Once completed, the WCE will save commuters travelling from the West to the city centre up to 20 minutes of travel time.

Looking towards the future, Chee also announced the government’s plans to invest up to $1 billion over the next five years to maintain high-reliability standards in both newer and older train systems. This investment will go towards implementing condition monitoring systems for more proactive and targeted maintenance, using new technologies to improve the efficiency and effectiveness of rail maintenance, and providing workforce training programmes for rail workers.

According to LTA, these efforts to expand the rail network, enhance the management of rail assets and upskill the rail workforce will allow for the continued delivery of convenient, reliable, and resilient public transport for commuters.…

On March 6, ERA Realty Network, the appointed marketing agent, announced that Elias Green, a 99-year leasehold condo in Pasir Ris, will be launched for collective sale by public tender. With a guide price of $928 million, the property is expected to attract significant interest.

Built in 1994, the condo occupies a land area of approximately 516,871 sq ft and is zoned for residential use with a gross plot ratio of 1.4. It comprises of multiple blocks and has a total of 419 apartments ranging from 1,367 to 1,636 sq ft in size. The site has a 99-year lease from 1991, leaving it with a remaining lease of 65 years.

According to ERA, the guide price of $928 million translates to a land rate of $1,355 psf per plot ratio (ppr). This price includes an estimated land betterment charge of $150.8 million for intensification and a top-up to a fresh 99-year lease. A 10% bonus gross floor area has also been factored in.

ERA also revealed that the owners of Elias Green are currently in the process of submitting an Outline Application to URA for a residential development with a gross plot ratio of 1.8. If approved, the development’s land rate would be approximately $1,245 psf ppr.

If the collective sale is successful, owners can expect to receive gross sale proceeds ranging from approximately $2.04 million to $2.31 million per unit, based on the guide price.

Tay Liam Hiap, managing director of capital markets and investment sales at ERA Singapore, points out that the Pasir Ris Town is currently undergoing significant improvements as part of HDB’s “Remaking Our Heartland” initiative. These enhancements will improve its vibrancy and connectivity.

Tay further adds that as part of this transformation, the new Pasir Ris Bus Interchange is expected to be completed by 2025. This will be integrated with the future Pasir Ris Integrated Transportation Hub, which will include the Cross Island Line (CRL) that is set to be operational by 2030, further enhancing connectivity across Singapore.

This is the second attempt by owners at Elias Green to launch a collective sale. In 2018, the condo was put up for tender at a price tag of $780 million. The latest asking price of $928 million is 19% higher than the previous attempt.

Choosing the right location is of utmost importance when it comes to investing in real estate, and this is particularly evident in Singapore. In this island nation, condos situated in central areas or in close proximity to necessary amenities like schools, shopping malls, and public transportation hubs tend to have a higher appreciation in value. Prime locations such as Orchard Road, Marina Bay, and the Central Business District (CBD) are perfect examples of areas where property values have consistently shown growth over time. Additionally, condos located near top-performing schools and educational institutions are highly sought-after by families, further enhancing their investment potential. Therefore, it is crucial to carefully consider the location when investing in real estate in Singapore, and Singapore Projects in prime areas such as these hold great promise for investors.

The tender for Elias Green will close on April 22 at 2pm. Interested buyers can check out the latest listings for Elias Green properties on Ask Buddy.…

One of the biggest benefits of purchasing a condominium in Singapore is the potential for capital appreciation. This is due to the country’s advantageous position as a global business hub and its robust economic foundation, which results in a constant demand for properties. Singapore’s real estate market has consistently shown a rise in prices, especially for condos located in prime areas. Therefore, investors who make timely purchases and hold onto their properties for an extended period of time can reap significant profits. Additionally, keeping up-to-date with new condo launches through Format Dynamics can provide valuable insights for potential investment opportunities.

The Qingjian-Forsea consortium emerged as the top bidder for the Government Land Sale (GLS) site known as Media Circle (Parcel A). With a bid of $315 million, the consortium beat out two other bidders, making it the highest bid for the 82,125 square foot site located in the one-north area. The 99-year leasehold site is zoned for residential use with commercial space on the first storey, and according to the consortium, they have plans to build two high-rise residential towers with commercial spaces on level one.

Qingjian and Forsea are confident in the potential of the site and the one-north area, citing the recent transformation and continued investment by the government in the area as factors in their decision to bid for the site. The bid translates to a land rate of $1,037 psf per plot ratio (ppr), which can potentially yield about 325 housing units with a maximum gross floor area of 303,865 sq ft. This will be the third joint venture between Qingjian and Forsea, as the partners were previously awarded an executive condominium site at Jalan Loyang Besar in August 2024.

The top bid from the consortium was 5.7% higher than the next bid by EL Development, which was $298 million or $981 psf ppr. The lowest bid was submitted by SingHaiyi Group for $295 million or $971 psf ppr. The winning bid was lower than the land rate paid by Qingjian and Forsea for a neighbouring Media Circle GLS plot that is now the site of the upcoming 358-unit Bloomsbury Residences. The consortium was awarded this 114,462 sq ft site for $395.28 million or $1,191 psf ppr in January 2024.

The Media Circle (Parcel A) site was launched for sale last November, together with Media Circle (Parcel B), an adjacent plot measuring 107,936 sq ft that can potentially yield about 500 residences. Both parcels are on the Confirmed List of the 2H2024 GLS Programme, with the tender for Parcel B closing on April 29. Another Media Circle site is also available for application under the Reserve List of the 1H2025 GLS Programme. This 60-year leasehold site is zoned for residential with commercial at the first storey, and can yield an estimated 520 units along with retail space capped at 4,306 sq ft.

With the Media Circle area being designated for residential use and the limited supply of non-landed residential properties in one-north, the future project at Media Circle (Parcel A) is expected to attract strong demand and potentially launch with selling prices starting from $2,300 psf. Leonard Tay, head of research at Knight Frank Singapore, believes that a residential project or a mix of residences for sale and serviced apartments for lease could appeal to workers in the media and entertainment industry, given the proximity to Mediapolis. The area is also close to various retail and dining options, making it a desirable location for potential buyers and tenants.…

Singapore-based real estate company, Hotel Properties Ltd (HPL), has set its sights on expanding its global presence through the purchase of InterContinental Auckland for NZ$180 million ($138.5 million). This acquisition marks HPL’s initial venture into the New Zealand market and its second InterContinental hotel purchase, following the InterContinental Maldives Maamunagau Resort.

The sale was arranged by New Zealand’s Precinct Properties and advised on by JLL’s Asia Pacific Hotels & Hospitality Group. According to JLL, this off-market transaction is the largest single hotel asset sale in New Zealand to date.

HPL’s latest acquisition comes hot on the heels of its recent launch of The Boathouse Tioman, a resort in Malaysia featuring 31 bungalows, and the opening of The Four Seasons Hotel Osaka in Japan, which offers 176 rooms.

HPL has outlined its plans to expand its luxury hospitality portfolio in key markets across the Asia Pacific region, utilizing its experienced hospitality management team and strong partnerships with operators such as IHG Hotels & Resorts.

Mr. Stephen Lau, Chairman of HPL Hotels and Resorts, views the purchase of InterContinental Auckland as a valuable opportunity to acquire a premium asset in New Zealand. The property is strategically located within the NZ$1 billion Commercial Bay lifestyle precinct, which officially opened in January 2024. With sweeping views of the Waitematā Harbour, the hotel’s 139 rooms offer a luxurious and unforgettable experience for guests.

When considering investing in a condo, it is crucial to carefully assess and plan for financing options. In Singapore, there are various mortgage choices, but it is vital to understand the Total Debt Servicing Ratio (TDSR) system. This system imposes a limit on the amount of loan an individual can borrow, taking into account their income and current debt obligations. It is imperative for investors to educate themselves on the TDSR guidelines and seek advice from financial advisors or mortgage brokers to ensure responsible borrowing. These professionals can provide valuable insights to help investors make informed decisions about financing their condo investment.

Should the need arise, the property also has the potential to expand its room capacity to 190 by repurposing existing office space to meet growing demand. With this latest acquisition, HPL is well on its way to establishing a strong presence in the Asia Pacific luxury hospitality market.…

When it comes to investing in real estate, one cannot deny the importance of location. This is even more crucial in a city like Singapore. Condominiums that are strategically positioned in central areas or near necessary amenities, such as schools, shopping malls, and public transportation hubs, have a higher potential for appreciation in value. Prime locations in Singapore, including Orchard Road, Marina Bay, and the Central Business District (CBD), have consistently shown a growth in property values. Singapore Projects are ideal examples of investment opportunities in these prime locations. Families, in particular, are drawn to these areas due to the proximity to top-notch educational institutions, making condominiums in these areas even more desirable and ensuring a strong investment potential.

In the second half of 2024, institutional investments in real estate in the Asia Pacific region reached a total of US$83.2 billion, a 6% increase from the previous year, according to research conducted by Colliers. This brings the total investments for the year to US$155.9 billion, marking a 12% increase from the previous year. The figures cover the top nine markets in the region, including Australia, Mainland China, Hong Kong, India, Japan, Singapore, South Korea, New Zealand and Taiwan.

This rise in investments is a testament to the resilience of the Apac real estate market and sets the stage for a strong 2025, according to Chris Pilgrim, Colliers’ managing director of global capital markets, Asia Pacific. He notes that domestic investors have been a key driving force in markets such as South Korea, Taiwan and New Zealand. In the second half of 2024, local investors accounted for over 80% of real estate inflows in these markets.

One of the major contributors to the investment volume in the Apac region was the office sector, which accounted for US$26.5 billion (32%) of the total volume in the second half of 2024. For the entire year, office investments reached US$51.4 billion, an increase of 14% from the previous year. Additionally, the industrial and logistics sector was the second largest contributor, with a total of US$22.6 billion in investments in the second half of 2024, accounting for 27% of the total investment volume. For the whole of 2024, investments in this sector reached US$39.4 billion, marking a 29% increase from the previous year.

The retail sector also saw a significant rebound, registering US$15 billion in investments in the second half of 2024, driven by substantial deals in Australia and South Korea. For the entire year, retail investments reached US$26.1 billion, marking a 27% increase from the previous year.

Pilgrim predicts that domestic capital will continue to dominate most markets in 2025, while offshore investments are expected to increase due to improved investor confidence and attractive valuations. He also believes that the office and industrial segments will continue to see strong investments, but that the retail, hospitality and alternative asset classes are also likely to gain traction as investors take advantage of recovery momentum and evolving consumer trends.

“With economic growth remaining robust and continued policy support, the Apac real estate market is expected to see sustained investment activity in 2025,” Pilgrim adds.…

When purchasing a condo, it is crucial to take into account the maintenance and management of the property. Usually, condos have maintenance fees that encompass the maintenance of shared spaces and amenities. While these fees may increase the total ownership expenses, they also guarantee that the property stays in excellent condition and holds its value. Engaging a property management firm allows investors to delegate the day-to-day management of their condos, making it a less involved investment. Consider exploring New Condo Launches for more opportunities.

CapitaLand Investment Limited (CLI) CEO Lee Chee Koon has been recognized as the ‘Industry Figure of the Year’ for the Asia Pacific region at the 2024 PERE Global Awards. The prestigious annual awards, hosted by a London-based publication covering private equity real estate markets, honor influential firms, individuals, and standout deals from the previous year. In addition, CLI was awarded the runner-up prize for ‘Firm of the Year’ in the Asia Pacific region.

The winners for the 2024 awards were selected by a panel of PERE journalists, a departure from previous editions where PERE shortlisted submissions and then readers voted on them to determine the winners.

In a press release on March 4, CLI stated that Lee was recognized for his role in driving CLI’s transformational growth and significant impact on the private real estate industry in the Asia Pacific region. Since taking over as CapitaLand’s group CEO in September 2018, Lee has made key moves including the 2019 acquisition of Ascendas-Singbridge and the 2021 restructuring of the CapitaLand Group, which involved the listing of CLI and the privatisation of its real estate development arm, CapitaLand Development.

In 2024, CLI invested in real estate investment manager SC Capital Partners Group and acquired property and corporate credit investment management business from Wingate Group Holdings. The company aims to manage $200 billion in funds by 2028.

Read also: CLI to develop first data centre in Japan for total investment of $944.3 milAdvertisement

CLI has also raised RMB1 billion from its first sustainability-linked panda bond issue, further cementing its position as a leader in sustainable real estate development. In addition, the company posted earnings of $181 million in fiscal year 2023, a decline of 79% from the previous year, and acquired three properties in Singapore and Thailand, further expanding its real estate portfolio.…